Prices and availability
Today's price list for this off-plan project
We send the current unit list, the payment schedule and the ownership terms, so you can choose a unit with today's numbers.
Current availability
Free units and developer prices, from 25.8M THB.
Ownership route
We prepare the lease or company structure for your purchase.
Payment schedule
Deposit, instalments and transfer timing for your unit.
Updated
Page updated August 2026. The price list we send is today's.
The Loft Format and Who It Suits
Seven villas carry a price here, from 25,750,000 THB for 288 square metres to 40,461,500 for 429, and the design decision that defines all of them is volume rather than floor area: double-height living space, large glazing, an open-plan arrangement.
That produces a house which photographs exceptionally well and shows superbly. Two design details go with it: a double-height volume needs cooling sized to the room volume rather than the floor area, and the open plan suits households who enjoy shared space.
With the villa documents we send the air conditioning capacity against the room volumes, the cross-ventilation layout and the glazing specification for the aspect your villa faces.
For letting, the format is a genuine differentiator in a market full of similar boxes, and distinctive interiors convert browsers into bookings at a measurably better rate. For living, it suits couples and small families who like open, light-filled space.
What Is Botanica Modern Loft II in Layan?
The Modern Loft series uses raw concrete, timber accents, and floor-to-ceiling glazing rather than the standard tropical-Balinese aesthetic that dominates Phuket villa marketing. Botanica refined the concept from an earlier phase and applied it to one of the developer’s strongest corridors: Layan and Cherngtalay between Bang Tao Beach and Laguna Phuket.
Ask which of the seven Modern Loft II villas is still available
Price, plot area and aspect against each villa. MORE Group, 0% buyer commission.
What Are the Key Facts for Botanica Modern Loft II?
| Factor | Detail |
|---|---|
| Developer | Botanica Luxury Villas |
| Location | Layan, Cherngtalay, Thalang |
| Unit mix | Six four-bedroom villas of 288-339 sqm, one five-bedroom of 429 sqm |
| Price range | 25,750,000 to 40,461,500 THB |
| Status | Under construction, close to handover |
| Payment | 30% / 20% / 15% / 15% / 10% / 10% |
| Nearest beach | Layan, about 13 minutes by car |
Location and Area
- Bang Tao corridor: Long-stay European families, repeat investors, and corporate tenants dominate demand
- Boat Avenue: Dining, Villa Market, and international school access within short drive
- Laguna adjacency: Estate infrastructure without Laguna entry ticket pricing
- Land scarcity: Few titled Layan plots remain for new villa phases at sub-30 million THB entry
The scheme sits in Si Sunthon, inland of the coast road, with the nearest beach about thirteen minutes away by car. It is a Layan address in the estate-and-schools sense, and the letting case follows from that: long stays, families and relocations.
We include the school run and the drive to the beach in the viewing, so you know the daily routes from the villa.
Get the plot map with prices marked
On a seven-villa scheme the plot is the only structural difference between the prices. We will ask for it in writing.
Design and Units
Seven villas are priced, and setting them out as a rate rather than a ticket is where the useful information is.
| Villa | Bedrooms | Built area | Price | Per square metre |
|---|---|---|---|---|
| 25 | Four | 322 sqm | 26,922,000 THB | 83,609 THB |
| 10 and 11 | Four | 318 sqm | 26,830,000 THB | 84,371 THB |
| 1 and 5 | Four | 288 sqm | 25,750,000 THB | 89,410 THB |
| 40 | Four | 339 sqm | 30,576,500 THB | 90,196 THB |
| 17 | Five | 429 sqm | 40,461,500 THB | 94,316 THB |
The six four-bedroom villas span 83,609 to 90,196 THB per square metre, an eight per cent spread, and it does not track size: the 322 sqm villa is the cheapest square metre on the list and the 339 sqm one the dearest. So what separates them is the plot and the position rather than the house, which makes the site plan more useful than the price list.
Two practical readings follow. The cheapest ticket, villa 1 or 5 at 25,750,000 THB, is also among the dearest square metres, so a buyer stretching to villa 11 gets thirty more square metres for 1,080,000 THB at a lower rate. And the single five-bedroom carries the highest rate in the scheme, which is what scarcity looks like on a price list: one villa, no comparable, and the developer pricing accordingly.
- Design language: industrial-meets-tropical, deliberately unlike the Balinese aesthetic most Phuket villa marketing uses
- Stage: close to handover, so the build can be inspected in person
The master suite typically occupies the best aspect with en-suite bathroom at spa specification. Kitchen islands and quality appliances suit owner-occupiers who cook, not token display kitchens common in holiday villa stock.
Investment Case
The case for Botanica Modern Loft II rests on three things.
Timing. The build is close to handover, against peers still years from completion, so the house can be walked rather than imagined and income starts sooner. At a viewing you see the finish, the pool plant and the cooling before the last tranches.
Design. A distinctive interior converts browsers into bookings in a market full of similar houses, and the double-height living space is what guests remember.
Corridor. Layan sustains villa letting on long stays and repeat guests, a steady year-round business. We collect twelve months of figures for a comparable Layan four-bedroom from a villa manager, month by month, with the deductions itemised, and build the income plan for your villa from them.
Compare Botanica Hythe and Botanica Grand Avenue when benchmarking Botanica portfolio positioning, payment stages and ownership structure.
Who Is This For?
- Design-led buyers: European and Australian owners tired of repetitive tropical-Balinese villa stock
- Near-term investors: close to handover, so income starts sooner than at most off-plan peers
- Family relocators: Layan proximity to HeadStart and Boat Avenue lifestyle infrastructure
- Upgrade segment: Condo owners stepping into 4BR or 5BR pool villa with managed rental option
Why Buyers Choose Botanica Modern Loft II
| Factor | Why it works |
|---|---|
| Design | Genuinely distinct Modern Loft language |
| Stage | Close to handover, so the house can be inspected |
| Location | Layan estate and school corridor |
| Brand | Botanica track record and resale demand |
| Management | Flexible choice of operator |
In short:
- Architecturally distinctive versus standard Phuket villa market
- Close to handover, with the build open to inspection
- Only seven villas, so what is left is knowable in full rather than sampled from a long list
- Both four- and five-bedroom formats, across 25,750,000 to 40,461,500 THB
Buying Botanica Modern Loft II with MORE Group
A Modern Loft II villa is bought in five steps, from the villa list to the keys, and we work through each of them with you.
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Current price list and free units
We ask the developer for today's price list for Botanica Modern Loft II and send you the units that match your budget, with floor plans.
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Ownership route for your home
Land in Thailand is not held freehold by foreigners, so a villa or house is bought through a registered leasehold or a company structure. We walk you through both options for your situation and prepare the documents. Leasehold in Thailand
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Reservation and payment schedule
A reservation deposit holds the unit, and the balance follows the developer's payment schedule, which we send with the price list.
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Transfer and registration
The lease or the company purchase is registered at the Land Department, with the payments made from abroad.
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After the keys
We stay in touch after handover and help with rental options and a future resale when you want them.
0% buyer commission. Ask for the current price list
With the villa list we also send the price, plot area and aspect of all seven villas, the specification (materials, furniture package, pool equipment and warranty), a year-one operating budget, and a comparison with Trichada Essence and one other Layan villa project in the same price band. The Phuket villa buying guide and the Botanica developer overview cover the ownership routes and the developer’s other schemes.
Frequently Asked Questions
The Modern Loft series uses an industrial-meets-tropical aesthetic: raw concrete structure, natural timber finishes, double-height ceilings, and open-plan volumes. It is intentionally different from the Balinese-tropical style that dominates most of Phuket's villa market. The design has proven popular with European and Australian buyers who find the standard tropical aesthetic repetitive.
Botanica Modern Loft II is close to handover, one of the nearest in the Botanica portfolio. We send the latest construction update with the villa list, and a viewing shows the build in person.
Layan villa income comes from long stays, families and repeat guests. We collect twelve months of figures for a comparable four-bedroom from a Layan villa manager, month by month, with the management share, pool and garden, utilities, staffing and vacancy listed, and build the plan for your villa from them.
Land in Thailand is not held freehold by foreigners. A foreign buyer registers a lease over the plot at the Land Department, with the house itself titled in their own name; a 30+30+30 structure is a registered 30-year term followed by contractual renewals. A Thai company holding the land is the other route, and it needs genuine Thai partners in the company. We walk you through both routes with our legal support.
Size and scarcity. The four-bedroom villas run 288 to 339 sqm at 25,750,000 to 30,576,500 THB; there is a single five-bedroom, 429 sqm at 40,461,500 THB. Both share the Modern Loft language, and the extra suite suits larger families, long stays and multi-family bookings. Note that the five-bedroom carries the highest rate per square metre in the scheme, 94,316 THB against 83,609 at the cheapest, which is what one-of-a-kind looks like on a price list.
Read Also:
Live developer data · Phuket specialist reply
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MORE Group Editorial
Phuket Real Estate Experts
The MORE Group team has helped 500+ European and American buyers purchase property in Thailand. We provide legal support, 0% commission, and on-the-ground expertise with 8 years in the Phuket market.
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